11 Campeon Ct · Hot Springs Village, AR 71909

$300,000

4 bd · 3.0 ba · 2,162 sqft · SingleFamily public records · 61 Days on market

Built 1998 8,276 sqft lot $139/sqft · 20% below area Est $389k · 23% under $115/mo HOA · 5% of rent

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Why this score? — see what drove the D grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• ARV discount +15.0/15.0
• Cash flow +10.0/30.0
• Schools +3.6/10.0
• Livability +3.5/5.0
• DSCR +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 11 Campeon Court, a charming and serene residence nestled in the peaceful community of Hot Springs Village, Arkansas. This home would be a great purchase for someone that doesn't mind giving the home a makeover which it deserves. Features include:Split floor plan, 3 bedrooms up and 1 bedroom down plus bathroom, Arkansas room, and deck. Located on a quiet cul-de-sac, the property boasts a lush yard ideal for outdoor activities and relaxation. Whether you're seeking a cozy retreat or a family-friendly neighborhood, 11 Campeon Court provides an inviting atmosphere with convenient access to local amenities, recreational facilities, andthe natural beauty of the surrounding Ouachita Mountains. Don't miss the opportunity to make this lovely house your new home!

Key facts

• Quiet cul-de-sac
• Split floor plan
• Lush yard

Tags

• SPLIT FLOOR PLAN
• QUIET CUL-DE-SAC
• LUSH YARD
• CONVENIENT ACCESS
• RECREATIONAL FACILITIES
• NATURAL BEAUTY

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $300k.

Deal economics

• At list price, monthly cash flow is $-179 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $268k (10.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $217k (27.6% below list).
• Recommended offer: $217k (27.6% below list) — sets the bar for 1% rule.
• Cap rate 5.6% vs local median 3.6% in Hot Springs Village — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 69/100 on livability (#76 in AR) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, cost of living A; Watch: amenities F, commute F, health & safety F.
• Fountain Lake School District (rural): math 43% / reading 40% proficiency, ranked #49 of 238 in AR (top 21%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Fountain Lake Elementary (math 55% / reading 35%, grade D-, #138 of 454 statewide, top 31%, 514 students, 54% FRL); Fountain Lake Middle School Cobra Digital Prep Academy (math 45% / reading 47%, grade D+, #53 of 201 statewide, top 28%, 429 students, 44% FRL, charter); Fountain Lake Charter High School (math 27% / reading 33%, grade F, #138 of 292 statewide, top 48%, 406 students, 32% FRL, charter) — zoned schools at 43% FRL track the district average.
• Market conditions: 770 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 446 units permitted in Saline County in 2024 (0 in 5+ unit buildings).
• This rent runs 35% of the median local income ($75k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k of value loss. Plan a longer hold.
• Saline County population projected at +39% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 61 days — a 6% lower offer ($282k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 15y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $170k; list at $300k implies a 76% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $217,150 (27.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 61 days. Have you received any prior offers? Is the seller open to a 28% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
9. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
10. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.72% ✗
• Cap rate: 5.58%
• Cash-on-cash: -2.56%
• DSCR: 0.89
• GRM: 11.5

CMA / ARV

• ARV (median comp): $389,409
• List price: $300,000
• Delta: -22.96%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3 Perfecto Pl	0.17mi	3/2.0 (-1)	2,010 (-7%)	2mo	$419,500	$209	70
11 Campeon Cir	0.09mi	3/2.0 (-1)	1,928 (-11%)	7mo	$425,000	$220	63
4 Aguila Way	0.64mi	3/2.5 (-1)	2,174 (+1%)	1mo	$340,000	$156	61
20 Brilliante Ln	0.64mi	4/2.5	2,215 (+2%)	7mo	$465,000	$210	58
13 Belleza Way	0.40mi	3/2.0 (-1)	1,973 (-9%)	1mo	$335,000	$170	57
52 Villacarriedo Cir	0.75mi	3/3.0 (-1)	2,196 (+2%)	2mo	$500,000	$228	56
18 Belleza Way	0.42mi	3/2.0 (-1)	2,029 (-6%)	8mo	$332,000	$164	55
33 Fachado Dr	0.55mi	4/3.0	2,420 (+12%)	2mo	$569,000	$235	53
24 Brilliante Ln	0.67mi	3/2.5 (-1)	2,089 (-3%)	5mo	$430,000	$206	52
23 Fachado Dr	0.49mi	3/2.5 (-1)	1,962 (-9%)	3mo	$458,500	$234	52
3 Belleza Pl	0.43mi	3/2.0 (-1)	1,871 (-14%)	5mo	$330,000	$176	44
56 Biarritz Way	0.63mi	4/2.0	1,885 (-13%)	3mo	$375,000	$199	43

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -20.6%
• Equity multiple: 0.28×
• Total profit: $-60,120
• Equity at exit: $44,731

10-year hold

• IRR: -13.9%
• Equity multiple: 0.20×
• Total profit: $-67,382
• Equity at exit: $25,939

Cash invested: $84,000 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 92 Strongly Landlord-Friendly
• State Arkansas: 92 Strongly Landlord-Friendly · R+14
• County: — inherits STATE
• City: — inherits STATE

Only US state where non-payment is criminal. Strongly landlord-favorable; very few tenant protections.

Methodology + full state rankings →

ZIP-level market 71909

• Home prices YoY: -10.9%
• Active inventory: 770
• Price-to-rent: 11.5×

Monthly cashflow live

• Estimated rent: $2,172 medium
• Mortgage (P&I): −$1,573
• Tax from tax record: −$82 /mo · $981/yr
• Insurance: −$125
• HOA: −$115
• Vacancy / Maint / Mgmt: −$456
• Net cashflow: $-179

Break-even live

Break-even rent $2,399

Max offer price $268,296

Occupancy floor —

Sensitivity live

Price	-10% $-10	-5% $-95	+0% $-179	+5% $-264	+10% $-349
Rent	-10% $-351	-5% $-265	+0% $-179	+5% $-94	+10% $-8
Rate	-1.0pp $-28	-0.5pp $-103	base $-179	+0.5pp $-257	+1.0pp $-336

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $75,000
• Closing costs: $9,000
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
26 Sosegado Ln Hot Springs Village, AR	3.0	2.0	2300	$1,950	$0.85	45d	1	0.97mi
25 Campana Ln Hot Springs Village, AR	3.0	2.0	2368	$2,450	$1.03	16d	1	1.29mi
16 Arista Ln Hot Springs Village, AR	3.0	2.0	1700	$1,900	$1.12	16d	1	1.32mi

HOA detail

• Monthly dues: $115 · $1,380/yr

Listing history 11 events

1. 2026-05-12
   status Under Contract 775-char remark

   Show marketing remark (775 chars)

   Welcome to 11 Campeon Court, a charming and serene residence nestled in the peaceful community of Hot Springs Village, Arkansas. This home would be a great purchase for someone that doesn't mind giving the home a makeover which it deserves. Features include:Split floor plan, 3 bedrooms up and 1 bedroom down plus bathroom, Arkansas room, and deck. Located on a quiet cul-de-sac, the property boasts a lush yard ideal for outdoor activities and relaxation. Whether you're seeking a cozy retreat or a family-friendly neighborhood, 11 Campeon Court provides an inviting atmosphere with convenient access to local amenities, recreational facilities, andthe natural beauty of the surrounding Ouachita Mountains. Don't miss the opportunity to make this lovely house your new home!

2. 2026-03-11
   listed $300,000 New Listing 775-char remark

   Show marketing remark (775 chars)

   Welcome to 11 Campeon Court, a charming and serene residence nestled in the peaceful community of Hot Springs Village, Arkansas. This home would be a great purchase for someone that doesn't mind giving the home a makeover which it deserves. Features include:Split floor plan, 3 bedrooms up and 1 bedroom down plus bathroom, Arkansas room, and deck. Located on a quiet cul-de-sac, the property boasts a lush yard ideal for outdoor activities and relaxation. Whether you're seeking a cozy retreat or a family-friendly neighborhood, 11 Campeon Court provides an inviting atmosphere with convenient access to local amenities, recreational facilities, andthe natural beauty of the surrounding Ouachita Mountains. Don't miss the opportunity to make this lovely house your new home!

3. 2026-03-06
   historical
4. 2025-10-15
   price $329,500
5. 2025-10-15
   price $329,500
6. 2025-09-05
   listed $339,500 New Listing
7. 2012-02-22
   soldstatus $170,000
8. 2012-02-17
   soldstatus $170,000
9. 2012-01-20
   historical
10. 2011-06-23
    listed $189,900
11. 1990-12-01
    soldstatus $17,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast AR · Resets to sale price

• Current annual tax: $981 · $82/mo
• Projected year-2 tax: $1,920 · $160/mo
• Expected delta: +$939/yr (+$78/mo · 95.8%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥110°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 9% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,058
• − Mortgage interest: −$16,805
• − Property taxes: −$981
• − Insurance: −$1,500
• − Repairs & maintenance: −$2,085
• − Management: −$2,085
• − HOA: −$1,380
• − Depreciation: −$8,727
• Taxable loss: −$7,504
• Est. tax savings @ 24.0%: +$1,801
• After-tax cash flow: $-353/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Fountain Lake School District
• NCES district ID: 0506420
• Math proficiency: 43% ▼ -10.00%
• Reading proficiency: 40% ▼ -6.00%
• Median HH income: $52,435
• Composite: 35.99/100
• National rank: #4789
• State rank: #49 of 238 in AR

Livability — Hot Springs Village

• Score: 69/100
• State rank: #76
• US rank: #8970

Category grades

Amenities F Commute F Cost of living A Crime A+ Employment B Housing A+ Health & safety F User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hot Springs Village, AR
• County: Saline County · 77,216 people
• City population: 18,449
• Metro: Little Rock-North Little Rock-Conway, AR
• Population (ZIP): 18,449
• Household income: $75,433
• Rent vs Own: 12.0% rent · 88.0% own
• Severe rent burden: 207.0

Population outlook (Saline County) Hauer SSP2

• Today (2025): 140,141 people
• By 2030: 151,233 · +7.9%
• By 2040: 173,100 · +23.5%
• By 2050: 194,368 · +38.7%
• By 2075: 245,295 · +75.0%
• By 2100: 279,117 · +99.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Slovak 3% Romanian 3% Serbian 2%
• Foreign-born: 2% · Canada, Vietnam
• Languages at home: 97% English-only · Spanish 1%

Political lean MEDSL · Saline

• 2024 margin: Solid R (+40.1) · D 28.8% · R 69.0% · Other 2.2%
• 2008→2024 swing: +0.8pp no change · 2008: -41.0pp · 2024: -40.1pp
• All cycles: 2024: R+40.1 2020: R+41.2 2016: R+43.5 2012: R+42.7 2008: R+41.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -24.00%
• Current HPI: 195.9499
• Rent YoY: —
• Metro: Little Rock-North Little Rock-Conway, AR
• State GDP YoY: ▲ 3.80%
• F500 in state: 10

Industry mix (Fortune 500 HQ in AR)

Industry	F500 HQs	Revenue
▸Retail	1	$681B
▸Food / Agriculture	1	$53B
▸Retail / Energy	1	$22B
▸Transportation / Logistics	1	$12B
▸Energy	1	$4B

Price history

+1664.7% since first listed

11 events — show timeline

• 2026-05-12 Pending — CARMLS
• 2026-03-11 Listed $300,000 CARMLS
• 2026-03-06 Listing Removed — CARMLS
• 2025-10-15 Price Changed $329,500 CARMLS
• 2025-10-15 Price Changed $329,500 HSBOR
• 2025-09-05 Listed $339,500 CARMLS
• 2012-02-22 Sold (Public Records) $170,000 Public Records
• 2012-02-17 Sold (MLS) $170,000 CARMLS
• 2012-01-20 Listing Removed — CARMLS
• 2011-06-23 Listed $189,900 CARMLS
• 1990-12-01 Sold (Public Records) $17,000 Public Records

Property tax history

-1.4%/yr

Latest (2025): $981 · -9.3% YoY. Source: county tax records.